Stamp duty — also known as transfer duty in some states — is a state and territory government tax applied to the purchase of property in Australia. It is calculated as a percentage of the property’s purchase price or market value (whichever is higher) and is payable by the buyer at or before settlement.

Stamp duty is one of the largest upfront costs in a property transaction in Australia. On a $700,000 property in New South Wales, stamp duty can exceed $26,000. On a $1,000,000 property in Victoria, it can exceed $55,000. These amounts are paid in addition to your deposit, legal fees and other purchase costs.

Because stamp duty is a state and territory tax, the rules — including exemptions and concessions — vary significantly between jurisdictions. What qualifies for a full exemption in one state may only attract a partial concession in another. This guide covers stamp duty exemptions in Australia for all eight states and territories so you can understand your entitlements before you buy.

First Home Buyer Exemption — NSW

New South Wales offers one of the most generous first home buyer stamp duty exemptions in Australia. First home buyers purchasing an existing home or new home priced up to $800,000 are completely exempt from stamp duty. For homes priced between $800,000 and $1,000,000, a partial concession applies on a sliding scale. Vacant land under $350,000 is also exempt, with concessions up to $450,000.

NSW Property Tax Option (Annual Land Tax)

NSW also offers an innovative alternative to stamp duty — eligible first home buyers can opt to pay an annual property tax instead of upfront stamp duty. This option is available for properties up to $1,500,000 and can significantly reduce the upfront cost of buying. The annual tax is calculated based on the land value of the property.

Other NSW Stamp Duty Exemptions

• Transfers between spouses or de facto partners — exempt from transfer duty
• Deceased estate transfers — transfers to beneficiaries are generally exempt
• Deceased estate to surviving joint tenant — exempt
• Family farm transfers — eligible primary production land may be exempt

First Home Buyer Exemption — VIC

Victoria provides a full stamp duty exemption for first home buyers purchasing properties valued up to $600,000. For properties between $600,000 and $750,000, a partial concession applies on a sliding scale. The property must be used as a principal place of residence. Both new and established properties are eligible.

Principal Place of Residence Concession — VIC

Buyers who intend to use a property as their principal place of residence (not just first home buyers) may be eligible for a reduced stamp duty rate if the property is valued at $550,000 or less. This concession is separate from the first home buyer exemption.

Other VIC Stamp Duty Exemptions

• Transfers between domestic partners — eligible for exemption or concession
• Deceased estate transfers — exempt where transfer is to a beneficiary
• Divorce or separation transfers — qualifying transfers between spouses under a family law order are exempt
• Pensioner concession — eligible pensioners purchasing a principal place of residence may qualify for a reduced duty rate

First Home Buyer Concession — QLD

Queensland provides a full stamp duty concession for first home buyers on homes valued up to $500,000. For homes priced between $500,000 and $550,000, a partial concession applies. For vacant land, the full concession applies up to $250,000 with a partial concession to $400,000. The property must be occupied as a principal place of residence within one year of purchase.

Home Concession — QLD

All home buyers (not just first home buyers) may be eligible for a reduced transfer duty rate when purchasing a property to occupy as their principal place of residence. This concession provides a lower rate than the standard investor rate.

Other QLD Stamp Duty Exemptions

• Transfer between spouses — qualifying transfers may be exempt
• Deceased estate transfers — exempt in most cases
• Domestic violence exemption — transfers as part of a domestic violence protection order may be exempt

First Home Owner Rate — WA

Western Australia applies a concessional first home owner transfer duty rate for eligible first home buyers. For properties up to $430,000, the transfer duty is calculated at a reduced rate. For properties between $430,001 and $530,000, a sliding scale applies. Note that WA does not offer a complete exemption — the concession reduces the duty payable rather than eliminating it entirely.

Other WA Stamp Duty Exemptions

• Transfers between spouses or de facto partners — qualifying transfers of a primary residence are exempt
• Deceased estate transfers — exempt where transferred to a beneficiary under the will
• Family business transfers — certain eligible transfers may be exempt or concessional

Off-the-Plan Stamp Duty Concession — SA

South Australia abolished stamp duty on new homes and off-the-plan apartments in some circumstances, but does not offer a general first home buyer exemption on established homes. However, eligible buyers of new residential properties under the off-the-plan concession may receive a significant reduction in transfer duty payable.

Other SA Stamp Duty Exemptions

• Transfers between spouses or domestic partners — qualifying transfers may be exempt
• Deceased estate transfers — transfers to beneficiaries are generally exempt
• Family farm transfers — eligible transfers of primary production land may qualify
• Pensioner concession — eligible pensioners purchasing a principal place of residence may receive a concession

First Home Buyer Duty Concession — TAS

Tasmania provides a 50% concession on stamp duty for eligible first home buyers purchasing established homes valued up to $600,000. For new homes, a full exemption may be available in some circumstances. The property must be used as a principal place of residence.

Other TAS Stamp Duty Exemptions

• Transfers between spouses — qualifying transfers of a principal place of residence are exempt
• Deceased estate transfers — generally exempt for transfers to beneficiaries
• Pensioner concession — eligible pensioners may receive a concession

Home Buyer Concession Scheme — ACT

The ACT offers a full stamp duty exemption for eligible home buyers — including first home buyers and some subsequent buyers — through its Home Buyer Concession Scheme. To qualify, buyers must meet income thresholds and the property must be used as a principal place of residence. The ACT has some of the most accessible stamp duty exemptions in Australia for lower-income households.

Pensioner Duty Concession — ACT

Eligible pensioners in the ACT purchasing a principal place of residence may receive a full exemption from stamp duty under the Pensioner Duty Concession Scheme, subject to income and asset tests.

Other ACT Stamp Duty Exemptions

• Transfers between partners — qualifying transfers may be exempt
• Deceased estate transfers — generally exempt
• Domestic violence exemption — qualifying transfers related to domestic violence orders may be exempt

First Home Owner Discount — NT

The Northern Territory provides a first home owner discount on stamp duty for eligible first home buyers. The discount reduces the stamp duty payable on properties up to $650,000. The NT does not offer a complete exemption for most buyers, but the discount can represent a meaningful saving.

Principal Place of Residence Rebate — NT

The NT also offers a principal place of residence rebate of up to $18,601 for buyers who purchase a new or established home to live in. This rebate is available to all buyers — not just first home buyers — and reduces the effective stamp duty payable.

Other NT Stamp Duty Exemptions

• Transfers between spouses — qualifying transfers may be exempt
• Deceased estate transfers — generally exempt for transfers to beneficiaries

Pensioner Stamp Duty Exemptions

Many states and territories offer stamp duty concessions or exemptions for pensioners purchasing a principal place of residence. Eligibility typically requires holding a Centrelink Pensioner Concession Card, meeting income and asset tests, and purchasing a property below a certain value. The specific concession varies significantly by state — check your state revenue office for current details.

Family Transfer Exemptions

Transfers of property between spouses, de facto partners and in some cases between family members may be exempt from stamp duty across most Australian states and territories. These exemptions typically apply to the transfer of a principal place of residence and require the transfer to be made without monetary consideration or as part of a relationship breakdown under a family law order.

Deceased Estate Transfers

In all Australian states and territories, the transfer of property from a deceased estate to a named beneficiary under a will is generally exempt from stamp duty. This is one of the most broadly available stamp duty exemptions in Australia and applies regardless of the property’s value.

Domestic Violence Exemptions

Several states including NSW, QLD and the ACT now provide stamp duty exemptions for property transfers made as a result of a domestic violence protection order. These exemptions recognise that victims of domestic violence may need to transfer property as part of their safety and recovery process without incurring additional financial burden.

Disability and Carer Exemptions

Some states provide concessional stamp duty rates or exemptions for properties purchased specifically to accommodate a person with a disability. Eligibility requirements vary — check your state revenue office for current details.

Step 1 — Confirm Your Eligibility Before Exchange

Check your eligibility for a stamp duty exemption in Australia before you exchange contracts. Each state has specific eligibility requirements and some require you to meet conditions at the time of contract exchange, not just at settlement. Use the links in each state section above to access your state revenue office’s eligibility checker.

Step 2 — Your Conveyancer or Solicitor Handles the Application

In most Australian states and territories, your conveyancer or solicitor will apply for the stamp duty exemption or concession as part of the settlement process. You will need to provide evidence of eligibility — such as proof that the property will be your principal place of residence and that you have not previously owned property in Australia.

Step 3 — Provide Supporting Documents

Common documents required to claim stamp duty exemptions in Australia include your contract of sale, proof of identity, statutory declaration confirming intended use as principal place of residence, and confirmation you meet any income or property value thresholds.

Step 4 — Move In Within Required Timeframe

Most stamp duty exemptions in Australia require you to occupy the property as your principal place of residence within a specific timeframe — typically 12 months of settlement. Failure to move in on time may result in the exemption being reversed and stamp duty becoming payable in full with penalties.

Stamp duty exemptions in Australia can save eligible buyers tens of thousands of dollars — making a significant difference to the overall affordability of a property purchase. NSW offers the most generous first home buyer exemption with a full exemption up to $800,000. Victoria, Queensland and the ACT all provide strong protections for eligible first home buyers and pensioners.

The key steps before buying are to confirm your eligibility with your state revenue office, use our free Stamp Duty Calculator to understand your exact liability or saving, and ensure your conveyancer applies for the correct exemption or concession at settlement. Moving in within the required timeframe is also critical to retain the exemption once granted.

Remember that stamp duty thresholds and eligibility rules change regularly — the figures in this guide are based on current published thresholds but should always be verified directly with your state or territory revenue office before exchanging contracts.

For independent guidance on property purchase costs in Australia, visit ASIC MoneySmart — Australia’s official free financial information service.